Building Details

Year Built 1915

Buildings 1

Construction storybook cottage

Listing Agency: Keller Williams Select Realty f***@kw.com Show Phone

Listed By: Sue Evens Real Estate Group Show Phone

Source: Exprealty

Added: Oct 9 Changed: Oct 13 Last Checked: Oct 15 at 3:52AM

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Investment Insights

Based on property information with market context.

In Saint Paul, this 1915 duplex pairs the original Benhill residence, designed by local architect Clarence Johnston, with a later-added attached ADU. The main home has three bedrooms and three baths, including a main-floor bedroom, plus hardwood floors, built-ins, a butler’s pantry, and a sunroom opening to a patio. A finished walkout basement includes a second kitchenette and wet bar. The ADU has a separate entrance, family room, two bedrooms, and a full bath. An attached two-car garage serves the property, which sits on a tree-lined lot with a front yard.

The existing configuration provides two distinct living areas. The property is currently classified as a duplex; the interior separation could be removed to create a single residence with five bedrooms and four baths. Other stated possibilities include rental use or occupancy by an extended household.

Key Highlights

• 1915 home designed by local architect Clarence Johnston
• Attached ADU has a separate entrance, family room, 2 bedrooms, and 1 full bath
• Main residence includes 3 bedrooms and 3 baths, with a main‑floor bedroom

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$45,681

Cap Rate

9.14%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$913,620 $913.6K

Cap Rate 7%

$652,586 $652.6K

Cap Rate 9%

$507,567 $507.6K

Is this asking price fair?

Market Conditions

NOI Build-Up for 3,404 SF

Gross rent

$88.6K $26.04/SF

− Vacancy

−$5.6K −$1.64/SF

EGI

$83.1K $24.40/SF

− OpEx

−$37.4K −$10.98/SF

NOI

$45.7K $13.42/SF

Area

Ramsey County, MN

Vacancy

6.30%

Lease Rate

$26.04 /SF/Yr

Expense Ratio

45.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$913,620

Cap Rate 7%

$652,586

Cap Rate 9%

$507,567

Alternative Uses

Best Use

Multifamily LT 5

$710.5K

$621.7K – $828.9K (±1% cap)

NOI $49,735 @ 7.0% cap · market cap 9.95%

Second Best

Apartment 5plus

$652.6K

$571.0K – $761.4K (±1% cap)

NOI $45,681 @ 7.0% cap · market cap 9.14%

Theoretical Best

Office A

$812.1K

$710.6K – $947.5K (±1% cap)

NOI $56,849 @ 7.0% cap · market cap 11.37%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Building Supply Parking Lot & Garage HVAC Service Accounting Firm Kitchen & Bath Showroom Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

1,173

Businesses Nearby

Explore this area Business Placement

Demographics for 55105, MN

28,812

Population

12,045

Households

2.4

Avg Household Size

33

Median Age

78%

College-Educated

99%

High-School Grad

3.5 sq mi

ZIP Area

8,232

Density / Sq Mi

$108,200

Median Household Income

$51,131

Median Earnings

$1,240

Median Rent

$453,300

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Separate-entry secondary living space and a finished walkout basement support flexible occupancy options.

Where is this duplex located?

The property is located at 10 Benhill Rd Saint Paul, MN.

What is the asking price?

The asking price for this property is $500,000.

What are key features of this property?

This property features: 1915 home designed by local architect Clarence Johnston; Attached ADU has a separate entrance, family room, 2 bedrooms, and 1 full bath; Main residence includes 3 bedrooms and 3 baths, with a main‑floor bedroom